NSW2628· Pop. 2,176Snowy Monaro

HILL TOP

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$585,000

NSW VG · 2026

Rent yield

5.3%

computed from govt data

Annual growth

-20.1%

annualised from govt data

Vacancy rate

1.2%

modelled estimate

AI insights for HILL TOP

Investment analysis, risks & comparisons

PREMIUM

HILL TOP shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$595/wk

NSW Fair Trading · Apr 2026

Demand change

+3.3%

annual shift

Yield × growth index

-7.4

combined signal

Net yield (est.)

1.94%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+0.8%

est. compound, long-run avg

10-yr growth (CAGR)

+7.8%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

2.5%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$380k

2021

$562k

2022

$638k

2023

$662k

2024

$560k

2025

$733k

2026

$585k

Source: NSW VG · 2026 · all sources

Market overview

HILL TOP is a NSW suburb offering high rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Strong rental yield of 5.3%
Very low vacancy rate — high rental demand
Access to national transport network and amenities

Risk factors

Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,531/wk

$58k taxable p.a.

Renters

19.5%

75.3% owner-occupier

Median age

45.0 yrs

Unemployment

3.1%

Population growth

+1.7% p.a.

Investor-owned

18.0%

of all dwellings (ATO)

Houses

80%

15% apartments

Degree qualified

34.6%

bachelor's or higher (ABS)

Work from home

21.3%

of employed residents (ABS Census)

Median lot size

820 m²

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

1.6%

Mostly long-term tenants

Market activity

Distance to CBD

356.6 km

Regional

Days on market

47 days

Slower market

Auction clearance

54.8%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

124.1 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

625/km²

Suburban

Schools in postcode 2628

🏫1 Primary

ACARA 2025

🏫Primary (1)

Berridale Public School

Government · Yrs K-6

ICSEA 982

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Safe

100/ 100

0.0 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

982ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Good

45/ 100

🚆 1 train🚌 10 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

low

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

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Location

Properties in HILL TOP

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